HomeMy WebLinkAboutMN-ILPC-2019-01-08Approved by ILPC: 12, March 2019
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Ithaca Landmarks Preservation Commission (ILPC)
Minutes — January 8, 2019
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Megan McDonald, Member
Katelin Olson, Member
Avi Smith, Member
Susan Stein, Member
Bryan McCracken, Historic
Preservation Planner
Anya Harris, City of Ithaca staff
Chair E. Finegan called the meeting to order at 5:35 p.m.
I. PUBLIC HEARINGS
A. 161 Ho Plaza, Olin Library, Cornell Arts Quad Historic District ― Proposal to
Replace Roofing on the One-Story Portion of the Building and Install Metal Railings
Along the Perimeter of the North Terrace.
J. Shermetta, Associate University Architect for Cornell; Jason Cragle, Associate Project
Manager for Cornell; and Doug Arena of Bell and Spina, Architects appeared to present the
proposed project to replace the roof and exterior staircase, and provide guard rails along the
podium and terrace.
The roof is currently comprised of a loose laid PVC membrane with stone ballast on top. D.
Arena said that the roof has reached the end of its useful life, and that Cornell has hired his firm
to advise them how to replace the roof and provide a railing design to provide sufficient access
control to the terrace (currently lacking) and bring the railings up to code (currently not
compliant). He said that a third primary goal of the project is to replace the deteriorated
monumental stair. Additionally, he said they were asked to look for ways to improve
accessibility.
D. Arena said that the new stairs, roof replacement, and new rails will follow the same basic
configuration as what is there, but with the addition of an ADA accessible ramp from the terrace
level up 30 inches to the podium level. They are also proposing relocating an opening through a
retaining wall to better align with the sidewalk running along Stimson Hall, and allowing
pedestrians to access the terrace more directly.
The replacement roof system would be a two-ply modified bitumen roof membrane with a flood
coat of asphalt and gravel on top. The gravel would adhere to the asphalt coating, which would
hold the stone in place, preventing some of the problems of stone moving or being kicked
around, as happens with the existing roof.
The walkway would be surfaced with either concrete pavers or granite. Applicant said they
would like to leave the final material choice as a bidding option.
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Several code issues need to be addressed with respect to the railings: Anywhere there is a drop of
30 inches or more, code requires a guardrail 42 inches tall with pickets every 4 inches, and
what’s there currently is only 36 inches tall with pickets every 12 inches. Applicant is proposing
two designs for the railing replacements, Type A, which would be used along the podium and
walkways, and is 42 inches high with a top rail, bottom rail and posts spaced 4-feet-4-inches (no
pickets), and Type B, which would be along the monumental stair, would be 42 inches tall, with
a handrail at 36 inches and pickets every 4 inches (due to code requirements because of the
drop). They are proposing materials that would use the same language as what is currently on the
library, flat bar shapes that are ¾-inch by 2 inches wide. Material options would be either bronze
or steel that would be galvanized and powder coated.
Applicant said the project would also completely reconstruct the western monumental stair. The
current stairs are cast concrete. Over time, water has infiltrated the flashing and deteriorated the
concrete from the inside out. The proposal is to completely remove the existing stairs and
reconstruct the entire structure with a steel box stringer that would be galvanized and painted. It
would be very similar in size and proportion to the concrete stringer in place currently. The
granite treads would be replaced and installed on a powder-coated stainless steel bent plate that
would be durable and able to resist the salt in use on the stairs in the winter. The intent is that the
profile, size and shape of the new would closely resemble the old. The colors and finishes of the
metal would also be selected to match the existing.
Applicant said that the lighting would also be updated. There are currently four light poles and
some wall-attached light fixtures that unfortunately, do not work. Applicants are proposing to
replace the light posts with fixtures of a similar style; on the monumental stair, use LED lighting
integrated into the handrails; and on the masonry wall, use recessed lights.
S. Gibian asked about the new benches.
Applicant said that what’s there currently is permanently attached, and the new ones would not
be.
S. Gibian asked if they are concrete or stone.
D. Arena said he thinks they are concrete legs with stone seats. He said they have been looking at
different designs and can provide more info if the Commission would like. He said they were
considering them to be furniture.
K. Olson asked if the replacement of the stairs is triggering the need to change the railing system,
per the Building Department, or if it’s Cornell’s preference.
J. Cragle said that the City has notified them that they do not comply with the railing code.
K. Olson asked if they undertake the stair replacement project that they are then required to
change the rails to meet code.
Applicants said yes, that is correct.
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J. Shermetta said yes, the City has identified violations and Cornell has to correct them by a
certain date, and Cornell has had to show that it has engaged a consultant and that it has a design
and construction schedule underway.
K. Olson thanked him for the clarification and said that if it were purely aesthetics she would not
vote to approve it, but knowing that it is a requirement makes her a lot more likely to support it.
She said that in the original design the railings are designed to disappear, and in the new design
they are very apparent.
S. Gibian said it doesn’t seem like the 4-foot on center post spacing on the railings is going to
keep people off the roof very well (not that he is advocating for more pickets).
J. Shermetta said that they have been meeting with representatives from the City, and they have
agreed to this “more transparent” option.
S. Gibian asked if they were still interested in reusing granite where possible.
Applicants said they have looked into it further and determined much of it around the railings is
spalled, so it makes more sense to use new.
S. Gibian pointed out that the posts on the ramp are drawn to be perpendicular to the ramp
instead of being plumb, and suggested that they might change that so they match the rest of the
railings and align with the windows, as the others do.
K. Olson asked if they could donate any not reused granite to Historic Ithaca/ Significant
Elements.
Applicants said they would be willing to do that, but said they might need to come pick it up.
A. Smith asked if the 4-inch spacing on the pickets is only on the staircase or if it’s on the
podium as well.
Applicants said only on the stair, and that on the podium, the posts are spaced 4-feet-4-inches.
Code requires the tighter spacing when the drop off is greater than 30 inches and that on the
podium, it will be right at 30 inches or slightly less. They said that there is no railing on the
podium now, only on the staircase.
A. Smith revisited the idea of keeping the existing railings on the stair.
B. McCracken agreed to follow up with the Building Division to make sure they are not allowed
to grandfather in.
S. Gibian asked if they were going to approve the resolution with all the options.
B. McCracken said that they could approve all the options, or they could mention options and
require staff level approval of final selections.
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Public Hearing
On a motion by M.M. McDonald, seconded by S. Stein, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, Chair E. Finegan closed the Public
Hearing on a motion by M.M. McDonald, seconded by K. Olson.
Chair E. Finegan asked if they had any ideas to encourage more use of the podium.
J. Shermetta said D. Arena has been working on that, but he doesn’t think the library sees it as a
very programmed space. They like the quiet of it.
K. Olson said that she had never accessed the site from the Caldwell side, that she had always
accessed it via the monumental stair. She said she had no idea that that was how you entered
from there.
J. Shermetta said that that is the idea behind reconfiguring the masonry wall. Their hope is that it
will become more accessible from the Stimson side.
S. Gibian suggested they might make the benches up there a more inviting material.
ILPC members next discussed possible changes to and conditions of the resolution.
RESOLUTION: Moved by K. Olson, seconded by M.M. McDonald.
WHEREAS, Olin Library, 161 Ho Plaza, is located within the Cornell Arts Quad Historic District,
as designated under Section 228-3 of the City of Ithaca Municipal Code in 1990, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated January 8, 2019 , was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Jason Cragle on behalf of property
owner Cornell University, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a report
titled “Ithaca Landmarks Preservation Commission Submission,” authored by Mr.
Douglas Arena, AIA RRC at Bell & Spina Architects and dated December 26, 2018;
(3) ten sheets of architectural drawings prepared by Bell & Spina Architects, dated
December 26, 2018 and titled “Terrace Roof and Raised Podium Removal Plan and
Notes” (AD -101), “Proposed Roof Plan” (A-101), “Elevations” (A-201),
“Elevations” (A-202), “Elevations” (A-203), “Existing Stair Plan and Sections” (A-
301), “Proposed Stair Plan and Section” (A-302), “Existing Raised Podium Plan and
Section” (A -303), and “Proposed Raised Podium” (A-304), and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
Olin Library, 161 Ho Plaza, and the City of Ithaca’s Cornell Arts Quad Historic
District Summary Statement, and
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WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves:
the replacement of the terrace level roof, including removing the loose stone ballast
and underlying roof membrane, and installing a modified bitumen roof membrane
with a flood coat and gravel surface; the replacement of the west stairs from the
terrace level to Ho Plaza, with changes in structural systems and visual properties;
the replacement of hand and guard rails at all stairs with changes in design;
installation of guardrails along the pedestrian path of travel on the terrace level roof;
and installation of an ADA accessible ramp on the east side of the terrace-level
podium, and
WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New
York State Environmental Quality Review Act and the City Environmental Quality
Review Ordinance for which no further environmental review is required, and
WHEREAS, the applicant has provided sufficient documentation and information to evaluate
impacts of the proposal on the subject property and surrounding properties, and
WHEREAS, a public hearing for the purpose of considering approval of the Application for a
Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on January 8, 2019, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
The period of significance for the area now known as the Cornell Arts Quad is
identified in the City of Ithaca’s Cornell Arts Quad Historic District Summary
Significance Statement as 1868-1919.
As indicated in the New York State Building-Structure Inventory Form, Olin
Library, 161 Ho Plaza, was constructed to replace Boardman Hall in 1960 and is
considered a non-contributing resource within the Cornell Arts Quad Historic
District.
Although it was constructed outside of the period of significance and is considered a
non-contributing resource, the architect-designed Olin Library is now over fifty years
old and is likely eligible for individual listing on the State and National Registers of
Historic Places. Designed by the architecture firm of Warner, Burns, Toan, and
Lunde, the building reflects the high visual and material quality of the contributing
buildings within the Cornell Arts Quad Historic District. The rusticated, random
ashlar base replicates the wall treatment of Boardman Hall (demolished, 1958) and
complements the stonework of Stimson Hall and Uris Library; the design of the
lead-coated copper, mansard roof echoes the roof cladding of McGraw Tower; and
the regularized and vertically oriented fenestration reflects the traditional
configuration and proportions of windows in the surrounding historic buildings.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine that
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the proposed exterior work will not have a substantial adverse effect on the
aesthetic, historical, or architectural significance and value of either the
landmark or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural and cultural
value, the Commission shall consider whether the proposed change is
consistent with the historic value and the spirit of the architectural style of the
landmark or district in accordance with Section 228-6 of the Municipal Code.
In making this determination, the Commission is guided by the principles set
forth in Section 228-6B of the Municipal Code, as further elaborated in
Section 228-6C, and by the Secretary of the Interior’s Standards for
Rehabilitation, and in this case specifically the following principles and
Standards:
Standard #9 New additions, exterior alterations, or related new construction
shall not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity
of the property and its environment.
As a non-contributing structure, Olin Library, 161 Ho Plaza, by definition, does not
possess historic materials or features that are subject to protection under the Principles
enumerated in Section 228-5 of the Municipal Code or the Secretary of the Interior’s
Standards. The ILPC’s evaluation of the proposed work is therefore limited to the
assessment of the impact of the proposed work on adjacent historic structures in the
district and on the Cornell Arts Quad Historic District as a whole, with the guiding
principle being that the proposed work must not further reduce the compatibility of
the non-contributing structure with its historic environment.
With respect to Standard #9, the proposed roof and stair replacements, and new hand
and guard rails are compatible with the massing, size, scale and architectural features
of their historic environment. The ILPC notes that the proposed railings on the
monumental stairs, with spindles spaced at 4” to meet Building and Property
Maintenance Code, are not as compatible with the historic environment as the existing
railing. The 12” spacing of the spindles in the existing metal railings creates an
openness that allows these elements to visually recede into their masonry
surroundings. The density of the spindles in the proposed railings gives them visual
weight, drawing unnecessary attention to this non-historic feature and detracting from
the overall historic aesthetic quality of the district.
RESOLVED, that, based on the findings set forth above, the proposal will not have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the Cornell
Arts Quad Historic District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets criteria for approval under Section 228-6 of the Municipal Code, and be it
further
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RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following conditions:
Staff approval of alternates selected during the bidding process is required.
If allowable by Building and Property Maintenance Code, the existing railing
condition on the monumental stair will be retained.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: M.M. McDonald
In Favor: M.M. McDonald, S. Stein, D. Kramer, E. Finegan, A. Smith, K. Olson, S. Gibian
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened the public comment period.
Barbara Smith of 821 North Aurora Street appeared and asked a few questions about the
process for designating a building a local landmark. She asked specifically about the old library
building (currently under demolition). Commission members explained that it had never been
considered for designation. B. Smith then asked if there was someone responsible for identifying
buildings outside of historic districts to make sure that historic buildings aren’t being destroyed.
B. McCracken said that he is responsible for that. He said there is a comprehensive
reconnaissance level survey of historic resources, but it was completed in 1990, so it is outdated.
He also said that the Planning Department is working on neighborhood plans for all the
neighborhoods in the City, and as part of that process, historic resources within each
neighborhood are being identified. B. Smith asked if he looks at projects going through Site Plan
review. B. McCracken said yes, he does, and he also has regular conversations with other staff,
particularly as projects involving demolition and redevelopment are proposed. B. Smith said the
building next door to her at 815-817 N. Aurora Street has been scheduled for demolition. She
said she has no way of knowing if it is historic but that it was constructed the same year as a
large building across the street and may have had some connection to the old morgue that had
stood on what is now a vacant lot on Linn Street. B. McCracken said it is in an area of the City
that hasn’t been surveyed, so there isn’t a lot of information on the property. He said that
Historic Ithaca or the History Center might be able to help her locate information on the
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building.
There being no more members of the public appearing to speak, Chair E. Finegan closed the
public comment period.
III. OLD/NEW BUSINESS
D. Kramer commented with regard to Olin Library that John Olin, the man who donated the
money to fund its construction and for whom it was named, was one of the great merchants of
death of our time. An arms dealer who sold weapons to Apartheid-era South Africa even though
it was under embargo, Olin had numerous patents for weapons and was a great gunpowder
manufacturer, said Kramer, adding that Olin was also a major Nixon supporter.
S. Gibian observed that Cornell also tore down Boardman Hall to build it, and Bordman was one
of the nicest buildings on the campus at the time.
K. Olson said this just supports her theory that anybody who remembers what existed before
something built mid-century hates whatever came after it.
D. Fleming said evil names don’t only apply to Confederate generals. We need to be alert to
these things.
K. Olson said she attended Vanderbilt and they had Confederate Hall on the Peabody Campus.
She said that during her time there they changed the name to “Memorial,” and the Daughters of
the Confederacy sued. They had donated approximately $10,000 towards construction and got
the naming rights, but they lost in court.
B. McCracken said that John Olin might have been a horrible guy, but the architects who
designed the building, Warner, Toan and Lunde, did some incredible work, and they are well
known for their work on university libraries.
Chair E. Finegan said that on a positive note, Common Council approved the local landmark
designation of the former DL&W Railroad station building.
D. Kramer said yes, and no commercial interests were jostled.
D. Fleming said that they took a tour and were impressed with the building, but she had to keep
reminding the other Council Members that the designation only protects the outside. She said
someone could purchase it, gut it, and open a 7-11.
B. McCracken said the hope is that someone would purchase it for an adaptive reuse. He said
that now it’s locally designated it is eligible for consideration on the state and national registers
which creates new opportunities for tax credits. He said he hopes Tompkins Financial would
support that, as it would be win-win, making the site more attractive to a potential redeveloper.
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IV. APPROVAL OF MINUTES
On a motion by D. Kramer, seconded by S. Gibian, the December 11, 2018 minutes were
approved unanimously with no modifications.
V. ADMINISTRATIVE MATTERS
Election of officers:
D. Kramer nominated and the Commission unanimously re-elected E. Finegan as Chair.
K. Olson nominated and the Commission unanimously re-elected D. Kramer as Vice-
Chair.
Historic District Monitoring Assignments:
Chair E. Finegan – East Hill
Vice-Chair D. Kramer – University Hill
S. Gibian – Henry St. John
M.M. McDonald – DeWitt Park
K. Olson – Downtown West/ Henry St. John
A. Smith – East Hill
S. Stein – Cornell Heights
B. McCracken reminded the members that the deadline for the 2019 Preservation Award
nominations is March 29.
He also handed out a list of the 2018 Staff Level Approvals.
D. Kramer asked if there were more or fewer SLAs than in past years.
B. McCracken said the number of SLAs is about the same, but the number of ILPC applications
is down slightly.
D. Kramer said they’ve wondered if people have been sidestepping the process.
B. McCracken said if that were the case it seems like there would be more complaints, and there
haven’t been.
VI. ADJOURNMENT
On a motion by S. Gibian, seconded by K. Olson, Chair E. Finegan adjourned the meeting at
6:59 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission